Investment Case · Koh Phangan
Return on Investment
Projected net returns are around 12% a year after platform commissions, Gaia's management fee and running costs. The same model sits behind every written proposal we send. Projected, not guaranteed.
Guests come to the north coast for wellness. With a spa, sauna and ice bath, yoga shala, gym and pool on site, a Gaia home lists alongside retreat hotels rather than plain apartments, which is what supports the nightly rates and the off-season occupancy below.
Every rung of the ladder, fully managed: floor 1 at 6.9M and 7.5M THB, floor 2 at 7.9M, a penthouse at 8.9M. Three seasons, 268 occupied nights a year, direct-booking rates of ฿3,500 / ฿4,500 / ฿7,000 by season (penthouses ฿4,250 / ฿5,500 / ฿7,000). Half the stays through Gaia's own platform at no fee, half through Airbnb, Booking.com and Agoda at 15%; Gaia's 20% fee applies after commissions.
The ladder lands between 11.7% and 13.5% net. Prices exclude transfer fees and taxes.
Request the model for a residence| Residence | Price | Nightly, blended | Occupancy | Gross / yr | Commission | Management | Running | Net / yr | Net return |
|---|---|---|---|---|---|---|---|---|---|
| 1 & 2 Bedroom · Floor 1 · G-1-L | ฿6,900,000 | ฿5,233 | 74% | ฿1,405,125 | −฿105,384 | −฿259,948 | −฿110,500 | ฿929,292 | 13.5% |
| 1 & 2 Bedroom · Floor 1 | ฿7,500,000 | ฿5,233 | 74% | ฿1,405,125 | −฿105,384 | −฿259,948 | −฿110,500 | ฿929,292 | 12.4% |
| 1 & 2 Bedroom · Floor 2 | ฿7,900,000 | ฿5,233 | 74% | ฿1,405,125 | −฿105,384 | −฿259,948 | −฿110,500 | ฿929,292 | 11.8% |
| Penthouse · Floor 3 | ฿8,900,000 | ฿5,813 | 74% | ฿1,560,750 | −฿117,056 | −฿288,739 | −฿110,500 | ฿1,044,455 | 11.7% |
| Metric | Low season | Mid season | High season | Annual |
|---|---|---|---|---|
| Duration | 3.5 mo | 5.0 mo | 3.5 mo | 12 mo |
| Occupancy | 50% | 75% | 95% | 268 nights |
| Nightly rate, direct | ฿3,500 | ฿4,500 | ฿7,000 | – |
| Gross revenue | ฿183,750 | ฿523,125 | ฿698,250 | ฿1,405,125 |
| Platform commission, 15% on the half booked via platforms | −฿13,781 | −฿39,234 | −฿52,369 | −฿105,384 |
| Management fee, 20% after commissions | −฿33,994 | −฿96,778 | −฿129,176 | −฿259,948 |
| Running costs | −฿31,788 | −฿46,925 | −฿31,788 | −฿110,500 |
| Net income | ฿104,187 | ฿340,188 | ฿484,917 | ฿929,292 |
| Net return on 7.9M THB | 11.8% |
Low season Nov 1 to Dec 14 and Apr 1 to May 31 · Mid season Jun to Oct · High season Dec 15 to Mar 31. Nightly rates are direct-booking rates; platform commissions apply only to the share booked through platforms. Projections, not guarantees.
The three studio types at their floor-1 price, plus the two sea penthouses, on blended nightly rates and occupancy. Jungle studios are modelled on longer stays at a lower rate and higher occupancy, sea studios on shorter stays at higher rates. Same commission, fee and direct-booking assumptions as the residences.
Floors 2 and 3 are priced higher and model slightly lower, between 11.2% and 12.3% across the collection. Prices exclude transfer fees and taxes.
Request the model for a studio| Studio | Price | Nightly, blended | Occupancy | Gross / yr | Commission | Management | Running | Net / yr | Net return |
|---|---|---|---|---|---|---|---|---|---|
| Jungle Studio | ฿3,300,000 | ฿2,200 | 78% | ฿626,340 | −฿46,976 | −฿115,873 | −฿53,550 | ฿409,942 | 12.4% |
| Sea Studio | ฿4,500,000 | ฿3,050 | 73% | ฿812,672 | −฿60,950 | −฿150,344 | −฿53,550 | ฿547,828 | 12.2% |
| Sea Studio Grande | ฿4,800,000 | ฿3,250 | 73% | ฿865,962 | −฿64,947 | −฿160,203 | −฿53,550 | ฿587,262 | 12.2% |
| Sea Penthouse Studio | ฿5,200,000 | ฿3,500 | 73% | ฿932,575 | −฿69,943 | −฿172,526 | −฿53,550 | ฿636,556 | 12.2% |
| Sea Penthouse Grande | ฿5,500,000 | ฿3,700 | 73% | ฿985,865 | −฿73,940 | −฿182,385 | −฿53,550 | ฿675,990 | 12.3% |
Blended nightly rates and occupancy are Gaia's rental-programme projections for the studios. Projections, not guarantees.
Payment Structure
A 5% reservation secures your unit while your own lawyer completes due diligence, refunded in full if a material issue is found. The rest is staged through construction.
Land Office registration of the lease, about 1.1% of the price, is paid by the buyer at handover.
Market Case
Koh Phangan is where Phuket was fifteen years ago, before the world arrived. The fundamentals are in place and the window is open.
Market Comparison
| Metric | Koh Phangan · Gaia | Phuket · mature market |
|---|---|---|
| Entry price | ✦ Accessible, with room for capital upside | High land prices compress returns |
| Growth potential | ✦ Emerging, room to appreciate | Mature, slower appreciation |
| Rental demand | ✦ Festivals, wellness, remote workers, long-stay expats, tourism | Mass tourism, a commoditised short-term market |
| Quality of life | ✦ Peaceful, uncrowded, a real community | Traffic, density, urban complexity |
| Legal structure | ✦ 30-year registered leasehold in your name, recorded on the land title deed at the Koh Phangan Land Office | Mix of freehold and leasehold structures |
Ownership
Gaia is sold as a 30-year registered leasehold, the standard route for foreign buyers in Thailand. Your sublease is registered in your own name at the Koh Phangan Land Office and recorded on the title deed. No nominee company, no side agreements.
Thai law caps a lease registration at 30 years; your agreement sets out how a renewal can be requested, and nothing beyond the registered term is presented as guaranteed. For residences and studios alike, the term starts at the registration of the head lease, so the build period is counted inside it: 30 years less the build time. Your exact dates are in your agreement.
Run the numbers
We send the full model for the unit you choose, residence or studio, with every assumption shown.
Residences and studios
Residences from 6.9M THB. Studios from 3.3M THB.
Tell us what you're looking for and we'll come back within a few hours with current availability, pricing and the projected returns for that type.